10 Stages of Construction

A couple in Plainfield, IL, ask:

Our contractor has completed excavation and formed the foundation walls, and we are worried that the size of the basement is smaller than what we planned. Is it necessary to hire an inspecting architect to check these things during construction? If the dimensions are not right and it's not caught early, we may have no remedy or recourse later?

I have NEVER seen a building built PRECISELY to the drawing's measurements, as it's common for foundations and wall locations to be off by fractions, or even full inches without too detrimental a result. Because of variations in concrete forms and sizes of lumber, buildings are not built to as precise tolerances as automobiles or appliances, where even the tiniest of fractional errors could result in failure.

Many architects circle or otherwise highlight “critical dimensions” that must be kept, such as a bathtub recess or cabinet niche. And most people trust their contractor to keep in general conformance with the prints. Some retain their architect to continue to perform field inspections during construction. And occasionally a bank will require an inspecting architect to insure that the collateral they are lending on is what they approved in the original plans.

On rare occasions, I have seen buildings built substantially different from what the plans called for, leading to litigation or termination of the construction contract. But for the most part, with the ability of the contractors to follow plans and the local building department performing periodic inspections, it's pretty hard for a building size to stray far.

To help avoid needless panic during construction, here's a helpful “heads up” on the 10 cycles people experience:

1. Excavation. The hole is dug, and the building seems huge based upon the ground cuts, which are about 50% larger than the actual foundation. The client can't believe their good fortune.

2. Foundation. The walls are formed and poured, and the building seems to have magically shrunk. An optical illusion, probably based upon the difference between the over sized hole compared to the “shrunken” wall perimeter. The client demands that the walls be measured, because "it just can't be that small.”

3. Backfill. As the overdig is filled in, the site appears cleaned up a bit, and the apparent building size seems to have grown back to normal. The client breathes a sigh of relief.

4. Framing. The shell goes up, and the building seems HUGE and exciting. The client notices things they hadn't understood before; "Oh, THAT'S how that looks!" Mostly a positive period, with a few concerns and disappointments to work through.

5. Sheathing. As the outer walls and roof are covered, the building shrinks again. An optical deception because one cannot “see through the walls" anymore. The clients are in tears because the rooms are way too small. Flashlights can be seen at night as they attempt to measure the house with a 6' cloth tape measure they stole from their cleaners.

6. Mechanicals. As the walls fill up with piping, everyone gets accustomed to the layout. There's no more panic about small rooms, as the plan seems to have stabilized.

7. Drywall. As it goes up, panic reoccurs, because the now normal-feeling, “see-through” rooms just got closed in again. To compound the illusion, the color is a dreary grey, with random splotches of taping compound. The Builder hears from the client's divorce attorney, demanding an independent room size audit.

8. Painting. The rooms open up again, as the grey splotchy drywall is coated with soothing uniformity. The clients have sex again after 3 months of anxiety.

9. Trim & Finishes. With attention now drawn away from the room sizes, there's new focus on the details. Outlets that don't work, rooms that aren't properly lit, missing cabinet hardware, unfinished trim, all has to be "detailed out” as the finish line is in sight.

10. “Uncle Maury” stage. With the building completed and occupied, the Client can now drive up with their Uncle Maury and proudly boast, "See, Uncle Maury, I OWN and BUILT this!"

Kerry Levin is the award-winning Principal of Levin Associates Architects, a full service design-build firm with offices in Illinois and Wisconsin. He has specialized in residential and commercial construction, brokerage and development for over30 years, and can be reached at 847-297-1121, ext. 100, or emailed at Klevin@Levin4in1.com with questions or comments.